Edmund Ee

04/10/2026

Selling your property? Don't let one recent transaction decide your price.

A nearby transaction is useful, but it doesn't tell the full story. Floor level, facing, renovation, layout, condition, tenure and timing can all affect value. Good pricing is based on a range of evidence.

DM me for a more comprehensive property pricing review.

03/10/2026

A colleague asked me over coffee why I keep mentioning Lucerne Grand to buyers looking at D22. I told her it's because the mixed-use setup actually works. Ground level shops and a supermarket mean residents aren't just living there, they're living somewhere with a rhythm to it. The direct MRT link is the obvious draw, but it's the everyday convenience that sells it to families.

CDL's 570-unit mixed-use launch directly linked to Lakeside MRT, on land won at $1,132 psf ppr, the lowest rate of this cycle's GLS crop. Guide prices from $1.498M for a 2-bedder and $1.988M for a 3-bedder, $2,251 to $2,420 psf entry. Preview review.

03/10/2026

Will a new condo rise near my Serangoon flat?

If you own an HDB flat in Serangoon, URA's latest land release is worth a look.

The Serangoon North View site can hold about 235 homes. But it sits on the Reserve List. Nothing gets built until a developer offers a price the Government accepts.

It may happen. It may not.

What this means if you are upgrading:

1. Don't time your sale around a launch with no date.
2. Know what your own flat can fetch first. That number shapes every option.
3. Get the order right. Sell first and no ABSD applies. Buy first and you pay ABSD upfront. You only get it back if you sell your flat within 6 months.

Plan around your flat, not the headlines.

I break down the sums, plus the East Coast Road site, here:
https://propertynet.sg/east-coast-road-serangoon-north-view-gls-sites-2026-85-235-units/

URA's two new GLS sites can yield about 85 and 235 homes. Here is what they mean for buyers, and for Serangoon HDB owners with a $654,750 median 4-room.

02/10/2026

Always great to exchange ideas, share perspectives and learn from one another.
Good lunch with Edwin and Chris after our video shoot. Conversations like these often spark fresh ideas and new perspectives.
Looking forward to putting some of them into action. 👍

02/10/2026

One question keeps coming up about The Serra Residences: "Is it cheap?"

Here is the honest answer. Nobody knows yet.

Agents' guide prices are about $2,800 to $3,200 per square foot (psf). That would put a freehold tower level with, or slightly under, the District 11 new launch median of about $3,100 psf. And that median is led by a 99-year project.

Freehold at leasehold prices sounds great.

But a guide price is not a price list. The real list only comes out on booking day, 16 October.

So decide your limit now. Then judge the project on the real numbers, not the talk.

What price would make freehold worth it for you?

02/10/2026

Most people will look at The Serra Residences and see "freehold in Novena". The land price is the more interesting story.

Far East bought this site back in 2010. That is far cheaper than what developers pay for prime land today. So it has real room on price.

My Insider Benchmark preview score: 85 out of 100.

What I like: freehold, a short walk to Novena MRT, and full facilities on a small, boutique site.

My reservation: the lower-floor units are compact. The three-bedders and four-bedders are tight for their room count. It also sits next to a hospital, which some buyers will not live beside.

Suits: long-term owners who want freehold in District 11.
Not for: families who need a big home on a limited budget.

The official price list comes out on booking day, 16 October. Set your limit before then.

My full independent review:
https://propertynet.sg/new-launch-condos/the-serra-residences/

133 freehold homes beside Novena's medical hub, by Far East Organization. Preview from 2 October 2026, booking from 16 October. Guide prices of about $2,800 to $3,200 psf, official floor plans and the full facilities list, reviewed independently.

01/10/2026

Two friends buy a condo together. One puts in more money than the other.

They sign as joint tenants because it sounds fair.

The catch: joint tenancy means equal shares, no matter who paid more.

In the $1.3M example I worked through, the bigger contributor pays about $36,000 more than half. Under joint tenancy, that extra has no legal protection.

And if one owner dies, the home passes to the other owner, not to their family.

Tenancy-in-common lets you put the real split on the title.

Get this right before you sign. It costs nothing then, and a lot later.

Would you buy a home with a friend or sibling?

01/10/2026

Spacious 3-Bedroom with Marina Bay View

Asking Price: S$2,600,000
1,184 sqft | 3 Bedrooms | 2 Bathrooms

A generously sized 3-bedroom home at The Sail @ Marina Bay, offering an impressive Marina Bay view and a practical, well-planned layout.

Highlights
•⁠ ⁠Beautiful Marina Bay view
•⁠ ⁠Spacious 1,184 sqft layout
•⁠ ⁠3 proper bedrooms
•⁠ ⁠Generous living and dining area with bay window
•⁠ ⁠Enclosed kitchen
•⁠ ⁠Household shelter for additional storage
•⁠ ⁠Good separation between living and bedroom areas
•⁠ ⁠Functional and efficient layout

A compelling city-centre home for buyers looking for space, convenience and an iconic Marina Bay address.

Contact Edmund Ee to arrange a private viewing.

01/10/2026

Buying a condo with your sibling or best friend? Read this before you sign.

Buying together can get you into private property years earlier. Two incomes clear the TDSR test more easily.

But the paperwork matters more than most people think.

Does one of you already own a home, even a share? Then ABSD applies to the whole price. On a $1.3M condo, that is $260,000.

Joint tenancy means equal shares, and the survivor gets the home automatically.

Tenancy-in-common lets you hold unequal shares. You can also leave yours to your own family.

Your share still counts as a property later. Get married and buy a new home, and ABSD can apply.

Agree your exit plan in writing before anyone signs.

I worked through a full $1.3M example here:
https://propertynet.sg/buying-condo-with-sibling-or-friend-2026-joint-tenancy-vs-tenancy-in-common-1-3m/

Co-buying a $1.3M 2-bedder with a sibling or friend? BSD is $36,600, but one co-owner's existing home can add $260,000 ABSD. JT vs TIC explained.

01/10/2026

More new launches doesn't automatically mean more opportunities.

Singapore's 2026 GLS programme is maintaining a high level of private housing supply, with 9,320 units on the full-year Confirmed List. More supply means buyers have more choices, but also more projects to compare carefully.

Don't just ask which project is popular. Ask which project fits your strategy.